1280 SE 2nd Ct #1 · Fort Lauderdale, FL 33301

$335,000

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 44 Days on market

Built 1974 $693/mo HOA · 22% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Cash flow +6.5/30.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0

Listing remarks

Priced to Sell! Beautifully situated just steps from iconic Las Olas Boulevard, this spacious residence offers the ultimate South Florida lifestyle with world-class dining, shopping, and nightlife right outside your door. The large floor plan features two generously sized bedrooms, both with walk-in closets, plus an additional oversized walk-in closet in the hallway for exceptional storage. Enjoy the convenience of a brand-new full-size washer and dryer in the unit, along with completely updated bathrooms and flooring throughout. The well-maintained building offers hurricane-impact windows, a sparkling pool, and a pride-of-ownership feel. Located within an A-rated school district.

Key facts

• Updated bathrooms
• $693 HOA
• Garage

Tags

• UPDATED BATHROOMS
• HURRICANE-IMPACT WINDOWS
• A-RATED SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (5.2% below list).
• Recommended offer: $236k (29.6% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.2% in Fort Lauderdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#78 in FL, #1,293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living D-.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $15k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $45k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $235,950 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.17%
• DSCR: 0.68
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.36×
• Total profit: $34,086
• Equity at exit: $181,339

10-year hold

• IRR: 8.3%
• Equity multiple: 2.48×
• Total profit: $139,049
• Equity at exit: $306,154

Cash invested: $93,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,176 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$480 /mo · $5,762/yr
• Insurance: −$140
• HOA: −$693
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-561

Break-even live

Break-even rent $3,885

Max offer price $235,950

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 SE 2nd St #1260 Fort Lauderdale, FL	2.0	2.5	1346	$4,250	$3.16	14d	1	0.05mi
200 SE 12th Ave Fort Lauderdale, FL	2.0	1.5	1200	$2,600	$2.17	1d	2	0.06mi
1315 SE 2nd St Rear W Fort Lauderdale, FL	1.0	1.0	700	$2,200	$3.14	24d	1	0.08mi
1315 SE 2nd St Rear E Fort Lauderdale, FL	1.0	1.0	750	$2,000	$2.67	24d	1	0.08mi
1403 SE 2nd St Fort Lauderdale, FL	1.0	1.0	950	$1,600	$1.68	24d	1	0.09mi
1515 E Broward Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	810	$2,700	$3.33	14d	2	0.27mi
1515 E Broward Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	810	$2,700	$3.33	24d	3	0.27mi
1515 E Broward Blvd #124 Fort Lauderdale, FL	2.0	2.0	960	$2,400	$2.50	7d	1	0.27mi
151 NE 16th Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	952	$2,600	$2.73	7d	3	0.29mi
17 NE 9th Ave Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$1,900	$2.71	24d	1	0.35mi
215 SE 8th Ave Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1330	$5,400	$4.06	1d	17	0.36mi
111 SE 8th Ave Unit 7 Fort Lauderdale, FL	2.0	2.0	990	$4,500	$4.55	24d	1	0.37mi
111 SE 8th Ave Unit 7 Fort Lauderdale, FL	2.0	2.0	990	$4,500	$4.55	20d	1	0.37mi
204 NE 10th Ave Fort Lauderdale, FL	1.0	1.0	869	$1,900	$2.19	24d	1	0.38mi
204 NE 10th Ave Fort Lauderdale, FL	1.0	2.0	786	$2,000	$2.54	4d	1	0.38mi
206 NE 10th Ave Fort Lauderdale, FL	1.0	1.0	720	$1,925	$2.67	18d	1	0.38mi
301 NE 15th Ave Unit 1 Fort Lauderdale, FL	2.0	2.0	880	$2,995	$3.40	22d	1	0.39mi
790 E Broward Blvd Fort Lauderdale, FL	3.0	1.0–2.0	984	$4,472	$4.54	1d	14	0.39mi
317 NE 13th Ave #3 Fort Lauderdale, FL	2.0	2.0	1300	$2,195	$1.69	24d	1	0.42mi
219 NE 17th Ave Fort Lauderdale, FL	2.0	2.0	1346	$4,950	$3.68	17d	1	0.43mi
219 NE 17th Ave Fort Lauderdale, FL	2.0	2.0	1346	$4,950	$3.68	24d	1	0.43mi
106 S Federal Hwy Fort Lauderdale, FL	3.0	1.0–2.0	1038	$3,803	$3.66	2d	19	0.44mi
715 NE 1st St Unit C Fort Lauderdale, FL	2.0	1.5	936	$2,900	$3.10	18d	1	0.44mi
1770 E Las Olas Blvd #505 Fort Lauderdale, FL	2.0	2.0	1030	$2,800	$2.72	24d	1	0.46mi
100 N Federal Hwy Fort Lauderdale, FL	2.0	2.0	1195	$3,350	$2.80	24d	3	0.46mi
100 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1039	$3,500	$3.37	5d	4	0.46mi
901 NE 3rd St Fort Lauderdale, FL	1.0–2.0	1.0	625	$2,200	$3.52	5d	3	0.46mi
1770 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.0–2.0	822	$2,800	$3.40	22d	2	0.46mi
201 S Federal Hwy Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1641	$9,747	$5.94	2d	13	0.47mi
110 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1028	$3,999	$3.89	15d	4	0.47mi
110 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1028	$3,999	$3.89	16d	7	0.47mi
1419 NE 4th Ct Fort Lauderdale, FL	2.0	2.0	1162	$6,000	$5.16	24d	1	0.49mi
500 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1649	$5,435	$3.30	7d	7	0.50mi
501 SE 2nd St Fort Lauderdale, FL	2.0	1.0–2.0	955	$3,109	$3.26	3d	10	0.50mi
530 S Federal Hwy Unit 9 Fort Lauderdale, FL	2.0	1.0	725	$2,300	$3.17	20d	1	0.52mi
804 SE 6th Ct Fort Lauderdale, FL	3.0	2.0	1300	$4,400	$3.38	24d	1	0.52mi
77 Hendricks Isle Unit 5 Fort Lauderdale, FL	2.0	2.0	850	$2,800	$3.29	5d	1	0.52mi
77 Hendricks Isle Unit 10 Fort Lauderdale, FL	2.0	2.0	850	$2,800	$3.29	7d	1	0.52mi
801 SE 7th St Fort Lauderdale, FL	2.0	2.0	1114	$6,500	$5.83	7d	1	0.55mi
411 N New River Dr E #201 Fort Lauderdale, FL	2.0	2.0	1250	$5,750	$4.60	17d	1	0.55mi

HOA detail condo

• Monthly dues: $693 · $8,316/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-04-09
   soldstatus $315,000
2. 2026-03-19
   status Pending
3. 2026-03-13
   price $335,000
4. 2026-02-27
   price $350,000
5. 2026-02-03
   listed $380,000 Active
6. 2026-01-31
   historical
7. 2025-10-22
   price $419,000
8. 2025-10-11
   price $428,000
9. 2025-10-07
   price $429,500
10. 2025-09-03
    status Active
11. 2025-08-25
    listed $430,000 Active
12. 2024-09-01
    historical $2,600
13. 2024-07-31
    listed $2,600
14. 2024-07-14
    historical $2,600
15. 2024-07-03
    listed $2,600
16. 2022-05-12
    listed $379,000 Active
17. 2021-06-01
    status Pending
18. 2021-05-30
    historical
19. 2021-05-12
    status Active
20. 2021-04-30
    historical
21. 2021-04-28
    status Active
22. 2021-04-06
    price $278,000
23. 2021-02-01
    price $299,000
24. 2021-01-08
    status Active
25. 2020-10-26
    price $312,500
26. 2020-10-09
    status Active
27. 2020-10-06
    listed $330,000 Active
28. 2016-02-05
    soldstatus $235,000
29. 1991-01-22
    soldstatus $53,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $5,762 · $480/mo
• Projected year-2 tax: $5,762 · $480/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,108
• − Mortgage interest: −$18,765
• − Property taxes: −$5,762
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,049
• − Management: −$3,049
• − HOA: −$8,316
• − Depreciation: −$9,745
• Taxable loss: −$12,252
• Est. tax savings @ 24.0%: +$2,941
• After-tax cash flow: $-3,788/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Fort Lauderdale

• Score: 82/100
• State rank: #78
• US rank: #1293

Category grades

Amenities A+ Commute C+ Cost of living D- Crime A+ Employment B Housing A- Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 3%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+488.8% since first listed

29 events — show timeline

• 2026-04-09 Sold (Public Records) $315,000 Public Records
• 2026-03-19 Pending — MARMLS
• 2026-03-13 Price Changed $335,000 MARMLS
• 2026-02-27 Price Changed $350,000 MARMLS
• 2026-02-03 Listed $380,000 MARMLS
• 2026-01-31 Listing Removed — MARMLS
• 2025-10-22 Price Changed $419,000 MARMLS
• 2025-10-11 Price Changed $428,000 MARMLS
• 2025-10-07 Price Changed $429,500 MARMLS
• 2025-09-03 Relisted — MARMLS
• 2025-08-25 Listed $430,000 MARMLS
• 2024-09-01 Rental Removed $2,600 MARMLS
• 2024-07-31 Listed for Rent $2,600 MARMLS
• 2024-07-14 Rental Removed $2,600 MARMLS
• 2024-07-03 Listed for Rent $2,600 MARMLS
• 2022-05-12 Listed $379,000 MARMLS
• 2021-06-01 Pending — MARMLS
• 2021-05-30 Listing Removed — MARMLS
• 2021-05-12 Relisted — MARMLS
• 2021-04-30 Listing Removed — MARMLS
• 2021-04-28 Relisted — MARMLS
• 2021-04-06 Price Changed $278,000 MARMLS
• 2021-02-01 Price Changed $299,000 MARMLS
• 2021-01-08 Relisted — MARMLS
• 2020-10-26 Price Changed $312,500 MARMLS
• 2020-10-09 Relisted — MARMLS
• 2020-10-06 Listed $330,000 MARMLS
• 2016-02-05 Sold (Public Records) $235,000 Public Records
• 1991-01-22 Sold (Public Records) $53,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $5,762 · -5.5% YoY. Source: county tax records.